How We Price Our Cash Offers
We show you the formula, the comps, and the repair estimate. Every line item. You can check the math yourself.
The Formula
Every cash offer we make follows the same framework. No black box. No "proprietary algorithm." Three inputs, one output.
After-Repair Value
ARV
Repair Costs
Repairs
Our Costs + Margin
Costs
Your Cash Offer
Offer
The number you see in our written offer is the result of those three inputs. We walk you through each one so you can see exactly where the number came from and decide for yourself if the offer makes sense for your situation.
After-Repair Value (ARV)
What your house would sell for if it were in market-ready condition
We pull recent closed sales from BeachesMLS (Max's MLS membership ID: 276547522) for properties similar to yours in size, layout, and location. We're looking for homes that sold in the last 90 days within a half-mile radius, adjusted to comparable condition.
We don't use Zillow Zestimates or automated valuations. Those tools miss condition, lot placement, flood zones, and local market nuances that matter in South Florida. MLS comp data gives us actual closed prices from real transactions.
Example: 3BR/2BA in Lake Worth, FL
- Comp 1: 123 Sunset Dr (sold 4/12/26, 1,480 sqft) $365,000
- Comp 2: 456 Palm Ave (sold 3/28/26, 1,520 sqft) $372,000
- Comp 3: 789 Ocean Blvd (sold 5/03/26, 1,410 sqft) $358,000
- Adjusted ARV $365,000
We share the actual comp sheet with you. If you disagree with the comps, we'll discuss it. The point is transparency, not a take-it-or-leave-it number.
Repair Cost Estimate
What it'll cost to bring the house to market-ready condition
This is where most cash buyers lose your trust. They inflate the repair number to make their margin bigger. The homeowner has no way to verify if "$45,000 in repairs" is real or padded.
Max Cohen holds Florida General Contractor License CGC1534000. He's pulled permits and managed rehabs across Palm Beach, Broward, and Miami-Dade counties. Our repair estimates come from actual trades pricing, not generic per-square-foot guesses.
Sample Repair Estimate: 3BR/2BA in Lake Worth
We itemize every line. If you've already gotten contractor bids, bring them. We're happy to compare numbers. Our goal isn't to minimize the offer, it's to make the math accurate so you can make an informed decision.
Our Costs and Margin
What we spend to buy, hold, rehab, and resell the property
We're straightforward about the fact that we make money on these transactions. We buy below market, fix the property, and sell it for a profit. That spread is what funds the speed, certainty, and as-is convenience you get on day one.
Here's what we're accounting for beyond the repair costs:
Closing costs (buying)
Title insurance, doc stamps, recording fees. We pay these. You pay nothing at closing.
Holding costs
Property taxes, insurance, utilities, and loan interest during the 3-6 month rehab period.
Closing costs (selling)
When we resell the finished house, we pay agent commissions, title, and doc stamps again.
Our profit margin
We target 10-15% of ARV. That covers the risk that repair costs go over budget, the market shifts, or the house sits longer than expected.
Worked Example: Putting It Together
Using the same Lake Worth 3BR/2BA from above, here's how the numbers flow from ARV to offer:
This is a hypothetical illustration. Actual offers depend on real comps, a walkthrough assessment, and current contractor pricing.
Why We Show You the Math
Most cash buyers give you a number and expect you to take it. We give you a number and show you why. If you've gotten other offers, you'll be able to compare them against real data instead of trusting a stranger's word.
Some sellers look at the math and decide to list with an agent instead. That's fine. At least the decision was informed. Other sellers look at the repair costs, the 6-month timeline, and the carrying costs of a traditional sale, and the cash offer makes sense for their situation. Both outcomes are legitimate. We'd rather lose a deal honestly than win one through confusion.
Try our Net Proceeds Calculator to run the numbers yourself. Plug in your home value, mortgage balance, and estimated repair costs to see how a traditional listing compares to a cash sale, side by side.
See the Math on Your Property
Fill out the form below. Max will pull comps, estimate repairs, and send you a written offer with the full breakdown within 24 hours.